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Record of Proceedings

Miami Code Enforcement Board Hearing: October 1, 2026

Meeting Portal — Thursday, October 1, 2026
BodyMiami, Florida
SessionMeeting Portal
DateThursday, October 1, 2026
StatusFILED
Video Record
Meeting Thumbnail
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Transcript — Verbatim

Speaker numbers apply only to this recording.

Speaker 1

0:00

Mr.

0:00

Keon Williams.

Speaker 2

0:01

Present.

Speaker 1

0:01

We have a quorum.

0:02

Thank you.

Speaker 2

0:03

Good evening.

0:04

If you're here this evening, you're either here for the first time here asking for additional time or here to mitigate a fine that's been imposed against your property.

0:14

When your case is called, if you're here for the first time, go ahead and come up to the podium, state your name and address.

0:21

The chair will ask you if you're pleading the property guilty or not guilty.

0:26

That means that if at the time the violation was issued the property had the violation, it might be guilty, but you can plead not guilty if you choose so.

1:32

Once your case is done, there's a paper at this podium that tells you how to ask for additional time if you cannot comply by the days that the board gives

Unassigned speaker

1:40

you.

Speaker 2

1:41

That paper is your golden ticket.

1:45

Because if you cannot comply by the time the board gives you, and you ask for an extension of time before that day comes, the fines won't start running.

1:55

But if you miss that day and the next day comes and you don't comply and you didn't ask for an extension of time, that's when the penalties start running against your property.

2:03

So take that piece of paper, that's your golden ticket.

Unassigned speaker

2:06

If

Speaker 2

2:06

you're here for an extension of time, come up, state your name, the address, tell them what you've done, and the city will give its input on how many days you need.

2:16

If they give you more days, maybe you should take more days, the more the better.

2:20

The board will vote and you'll be on your

Unassigned speaker

2:22

way.

Unassigned speaker

2:23

If

Speaker 2

2:23

you're here for mitigation, which I only think there's four or five of you here tonight, there's this piece of paper.

2:30

I don't know if she gave you the chart.

2:31

If she hasn't given it to you, come and get

Unassigned speaker

2:34

it.

Unassigned speaker

2:35

It

Speaker 2

2:36

tells you what the board can and can't do regarding mitigation and the type of property that you have.

2:40

The board is bound by this chart.

2:43

They cannot do anything better than this chart.

Unassigned speaker

2:46

So

Speaker 2

2:47

go ahead and take a look at it while you wait.

2:49

There's some copies over here.

2:51

Uh for the four or five of you that are here for mitigation.

2:54

When you're done with your case, wait over here and I'll bring you your order.

2:58

Otherwise, if you're here for an extension of time or for the first time, once you get the number of days and and how much time we have to comply, you're free to leave.

Speaker 3

3:06

And all orders of the board are appealable to the 11th Judicial Circuit Court of

Speaker 2

3:10

Florida within 30 days.

3:11

And Mr.

3:12

Chair, we're gonna start with EOTs, which I think we only have three or four.

3:16

We have mitigations

Speaker 4

3:17

and then to be Herds.

3:20

Gotcha.

3:20

And before we do that, do we have any um excuse absences from the last one?

3:27

Yeah,

Speaker 2

3:28

I don't I haven't gotten an email of any excused absences.

3:31

If there are any, the clerk hasn't given them to me.

3:34

I mean, but okay.

3:35

Excuse absences?

3:36

Yeah.

Speaker 4

3:37

Okay.

3:37

I just want to make sure.

3:38

I think it was it wasn't last meeting that was called off.

3:41

I think it maybe was the previous one.

3:42

I think we probably had like one or one board member men see this.

Speaker 2

3:45

I'm not sure, and we also have a new board member.

3:47

Um she comes, I'll make her introduction.

3:50

All right, thank you very much.

Speaker 5

3:51

Um, before we start, I just want to remind everybody at the end of our next meeting.

3:55

We're gonna take um about 15 minutes to do um our ethics refresher.

Discussion Breakdown — Share of Meeting
Code Enforcement█████████████████████████████████████████████75%
Procedural█████9%
Public Works█████9%
Historic Preservation██4%
Legal Compliance█2%
Permitting Process Improvement█1%
Summary of Proceedings

Miami Code Enforcement Board Hearing: October 1, 2026

The City of Miami Code Enforcement Board convened on October 1, 2026, at 10:00 AM to adjudicate a docket of code violation cases. The meeting included granting extensions of time, mitigating fines, and holding initial hearings on new and existing violations. No agenda or minutes were available.

Extensions of Time (EOTs)

The board unanimously granted 120-day extensions to six property owners, including Felicia Mendez (2140 SW 19th Terrace), Lucillo Ramos (853 NW 3rd St), Michael Burrell (8600 NE 10th Ct), Alberto Sanguinet (3130 SW 8th St, two units), Maria Sargastaghi (1599 W Flagler St), and Mario Maecha (1855 NW 27th St). The city recommended the 120-day period in each case.

Fine Mitigation Hearings

  • 1170 NW 26th St (Ocean Points LLC): Raul Perez requested mitigation of a $721,000 fine for generator transfer switch violations at an assisted living facility. The board treated the property as a single-family home and voted unanimously to reduce the fine to $5,000.
  • 2054 SW 5th St (2020 SW 5th St LLC): Attorney Scott Orth represented the post-foreclosure owner. The fine was reduced from $20,500 to the 20% minimum of $4,100.
  • 1600 SW 1st St: Attorney Alfredo Gonzalez represented the landlord of a commercial property. The fine was reduced from $29,000 to the 20% minimum of $5,800.

First-Time Violation Hearings (To Be Heards)

Owners pleaded guilty or not guilty to violations. The board imposed compliance deadlines and per diem fines.

  • Not Guilty Plea (1440 NW 34th St): Owner Martha Belo Rodriguez pleaded not guilty to failure to maintain a lot, presenting photos of periodic maintenance. The city presented evidence of ongoing trash. The board found the property guilty and granted 120 days with a $150/day per diem.
  • Other Guilty Cases: The board granted compliance time and set fines ($150 or $250 per day) for various properties, including an illegal food truck operation (2731 NE 2nd Ave), work without a permit (3323 NW 9th Ct, 425 SW 63rd Ct, 1525 SW 31st Ave, 840 SW 9th Ave), missing business tax receipts (5520 W Flagler St D, 177 NE 47th St, 1735 SW 8th St), and illegal tree removal (721 NW 21st Ct).

Hearings In Absentia

  • 544 NE 78th St: The son of the owner appeared without power of attorney. The city proved the property had work done on a seawall and concrete without a permit. The board found the property guilty, granting 120 days with a $250/day per diem.
  • 5261 NW 4th St: A friend of the elderly owner appeared without power of attorney. The board reset the case for a future hearing.
  • 2190 SW 8th St (Public Storage): Regional Manager James Ernez appeared. The board found the property guilty of lacking a Business Tax Receipt and Certificate of Use, granting 120 days with a $250/day per diem.

Key Outcomes

  • All board orders are appealable to the 11th Judicial Circuit Court of Florida within 30 days.
  • An ethics refresher training session was scheduled for the end of the next board meeting.
  • A new board member was welcomed to the dais.

Meeting Transcript

Mr. Keon Williams. Present. We have a quorum. Thank you. Good evening. If you're here this evening, you're either here for the first time here asking for additional time or here to mitigate a fine that's been imposed against your property. When your case is called, if you're here for the first time, go ahead and come up to the podium, state your name and address. The chair will ask you if you're pleading the property guilty or not guilty. That means that if at the time the violation was issued the property had the violation, it might be guilty, but you can plead not guilty if you choose so. Once your case is done, there's a paper at this podium that tells you how to ask for additional time if you cannot comply by the days that the board gives you. That paper is your golden ticket. Because if you cannot comply by the time the board gives you, and you ask for an extension of time before that day comes, the fines won't start running. But if you miss that day and the next day comes and you don't comply and you didn't ask for an extension of time, that's when the penalties start running against your property. So take that piece of paper, that's your golden ticket. If you're here for an extension of time, come up, state your name, the address, tell them what you've done, and the city will give its input on how many days you need. If they give you more days, maybe you should take more days, the more the better. The board will vote and you'll be on your way. If you're here for mitigation, which I only think there's four or five of you here tonight, there's this piece of paper. I don't know if she gave you the chart. If she hasn't given it to you, come and get it. It tells you what the board can and can't do regarding mitigation and the type of property that you have. The board is bound by this chart. They cannot do anything better than this chart. So go ahead and take a look at it while you wait. There's some copies over here. Uh for the four or five of you that are here for mitigation. When you're done with your case, wait over here and I'll bring you your order. Otherwise, if you're here for an extension of time or for the first time, once you get the number of days and and how much time we have to comply, you're free to leave. And all orders of the board are appealable to the 11th Judicial Circuit Court of Florida within 30 days. And Mr. Chair, we're gonna start with EOTs, which I think we only have three or four. We have mitigations and then to be Herds. Gotcha. And before we do that, do we have any um excuse absences from the last one? Yeah, I don't I haven't gotten an email of any excused absences. If there are any, the clerk hasn't given them to me. I mean, but okay. Excuse absences? Yeah.

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